First-timer Singapore Citizen families buying a resale HDB flat can stack up to S$200,000 in grants by combining the Enhanced CPF Housing Grant (EHG, up to S$120,000), the CPF Housing Grant (Family Grant, up to S$50,000), and the Proximity Housing Grant (PHG, up to S$30,000) — all credited to CPF Ordinary Account and applied directly toward the purchase price (as of 2026-06).
Buying your first HDB flat is one of the largest financial decisions most Singaporeans will ever make. Yet thousands of first-timers leave a significant portion of their entitlement unclaimed — not from ineligibility, but from incomplete understanding of how three distinct grants interact. The Enhanced CPF Housing Grant, the CPF Housing Grant (Family Grant), and the Proximity Housing Grant are fully stackable for eligible resale flat buyers, and a lower-income household living near family can access an amount that meaningfully shifts their affordability equation. This guide explains each grant precisely, shows you the verified stacking arithmetic (as of 2026-06), and gives you a clear action plan to calculate and claim every dollar you are entitled to.
Why CPF Housing Grants exist — and who they are designed for
Singapore's CPF housing grant framework targets two overlapping goals: making the resale HDB market accessible to first-timers who miss out on BTO allocation, and encouraging multi-generational proximity. The grants are administered jointly by HDB and CPF Board, and all grant monies flow into the buyer's CPF Ordinary Account (OA) before being applied to the purchase price. This has three important implications: the grants reduce your cash outlay, they reduce the loan quantum you need, and they are not paid as cash — you cannot withdraw them at any stage.
Grant eligibility is assessed at the point of flat application. The key shared conditions across all three grants are: (1) at least one buyer must be a Singapore Citizen; (2) all buyers must be first-timers who have not previously received a CPF Housing Grant or owned a HDB flat; (3) the flat must be for owner-occupation, not rental; and (4) buyers must meet the income ceiling for each individual grant. For BTO buyers, EHG is available but the Family Grant and PHG are resale-only instruments — that distinction shapes the entire grant strategy depending on the route you choose.
BTO vs resale: the grant landscape differs fundamentally
First-timers applying for a BTO flat receive the EHG (if income-eligible) but do not receive the CPF Housing Grant (Family Grant) or the PHG — those are resale-only. Conversely, resale flat buyers have access to all three grants simultaneously. This asymmetry means that a lower-income family who would otherwise prefer a BTO flat may find the combined grant value of a resale purchase significantly higher, partly offsetting the price premium of the secondary market. Use the HDB affordability calculator to model both scenarios with your actual income figures before committing to either route.
CPF Housing Grants in 2026: What You Can Get
Singapore’s CPF housing grants can offset a significant portion of your home purchase — up to S$230,000 for eligible couples buying an HDB resale flat. Whether you are a first-timer or a second-timer, these grants can shave tens of thousands of dollars off your effective purchase price.
In this guide, we break down every grant available in 2026, show you how to stack them, and walk through two worked examples so you can see the real dollar impact. Use our Affordability Calculator alongside this guide to see how grants change your purchasing power.
Enhanced CPF Housing Grant (EHG)
The EHG is the largest single grant, designed to help lower- and middle-income first-time buyers. It applies to both BTO and resale HDB flats.
| Buyer Profile | Max Grant | Income Ceiling |
|---|---|---|
| Couples / Families (first-timer) | S$120,000 | S$9,000/month avg |
| Singles (first-timer, 35+) | S$60,000 | S$9,000/month avg |
| Mixed couples (one first-timer, one second-timer) | Up to S$120,000 | S$4,500/month avg |
The grant amount scales with income — lower income means a higher grant. The income is calculated as the average monthly household income over the preceding 12 months, including bonuses, overtime, and allowances. This is a critical detail: it is not your current month’s salary but the trailing 12-month average that determines your eligibility and grant quantum.
CPF Housing Grant (for Resale)
This grant is specifically for HDB resale flat purchases. It does not apply to BTO flats.
| Buyer Profile | Max Grant |
|---|---|
| Families (first-timer) | S$80,000 |
| Families (second-timer) | S$40,000 |
| Singles (first-timer, 35+) | S$40,000 |
First-timer families get the highest amount at S$80,000. If you are a second-timer (i.e., you previously owned a subsidised flat), you can still receive S$40,000 — a fact many people overlook. Singles aged 35 and above buying under the Single Singapore Citizen scheme qualify for S$40,000.
Proximity Housing Grant (PHG)
The PHG encourages families to live near their parents or children. The best part: there is no income ceiling for this grant, making it available to all eligible buyers regardless of how much you earn.
| Living Arrangement | Grant Amount |
|---|---|
| Within 4 km of parents/child | S$20,000 |
| Living with parents/child (same flat) | S$30,000 |
You cannot have received the PHG previously. Both new and resale HDB flats qualify. The 4 km distance is measured as a straight line between postal codes, not driving distance. You can check the distance on OneMap before committing.
Step-Up CPF Housing Grant
The Step-Up Grant is designed for second-timer families buying a smaller resale flat in a non-mature estate, recognising that some families need to right-size their housing.
| Criteria | Details |
|---|---|
| Grant amount | S$15,000 |
| Income ceiling | S$7,000/month average |
| Flat type | 4-room or smaller resale HDB |
| Location | Non-mature estate only |
| Buyer status | Second-timer families |
This grant is stackable with the CPF Housing Grant (second-timer, S$40,000) and the PHG (up to S$30,000), giving second-timer families a potential total of S$85,000 in grants. It is not stackable with the EHG, since the EHG requires first-timer status.
Maximum Grant Stack: S$230,000
For a first-timer couple buying an HDB resale flat near parents, the maximum possible grant stack in 2026 is:
| Grant | Amount |
|---|---|
| Enhanced CPF Housing Grant (EHG) | S$120,000 |
| CPF Housing Grant (Resale) | S$80,000 |
| Proximity Housing Grant (living with parents) | S$30,000 |
| Total | S$230,000 |
Grant Eligibility Quick-Check
Use this table to quickly identify which grants you may qualify for based on your citizenship, buyer status, and property type:
| Buyer Profile | Property Type | EHG | CHG (Resale) | PHG | Step-Up |
|---|---|---|---|---|---|
| SC + SC couple, first-timer | BTO | Up to S$120K | No | Up to S$30K | No |
| SC + SC couple, first-timer | Resale | Up to S$120K | S$80K | Up to S$30K | No |
| SC + PR couple, first-timer | Resale | Up to S$120K | S$80K | Up to S$30K | No |
| SC + SC couple, second-timer | Resale | No | S$40K | Up to S$30K | S$15K* |
| Single SC (35+), first-timer | Resale | Up to S$60K | S$40K | Up to S$30K | No |
| SC + SC couple, first-timer | EC (BTO) | Up to S$120K | No | No | No |
| Both PR couple | Any HDB | No | No | No | No |
*Step-Up grant requires income ≤ S$7,000/month, 4-room or smaller resale, non-mature estate only.
Worked Example 1: First-Timer Couple Near Parents
Meet Wei Jie (28) and Hui Ling (27). They are both Singapore Citizens, first-time buyers, with a combined average monthly income of S$7,000 over the past 12 months. They are looking at a 4-room resale flat in Tampines for S$520,000, and Hui Ling’s parents live two blocks away.
| Item | Amount |
|---|---|
| Purchase price | S$520,000 |
| Less: EHG (income S$7,000 → approx. grant) | −S$105,000 |
| Less: CPF Housing Grant (first-timer resale) | −S$80,000 |
| Less: PHG (within 4 km of parents) | −S$20,000 |
| Effective price after grants | S$315,000 |
With S$205,000 in grants, their effective price drops to S$315,000. Using an HDB concessionary loan at 2.6% over 25 years, their estimated monthly mortgage is approximately S$1,430. With a combined CPF OA balance of S$60,000 for the downpayment, they may not need any cash outlay at all — a 39% discount before they have even negotiated.
Try plugging these numbers into the Affordability Calculator to see how much flat you can afford with your own income and grant eligibility.
Worked Example 2: Second-Timer with Step-Up Grant
Consider Ah Kow (42) and Mei Ling (40), a married couple who previously owned a 5-room BTO flat which they sold after the MOP. They now want to downsize to a 3-room resale flat in Woodlands (non-mature estate) for S$350,000. Their combined average monthly income is S$6,500. Mei Ling’s elderly mother lives in Woodlands as well.
| Item | Amount |
|---|---|
| Purchase price | S$350,000 |
| Less: CPF Housing Grant (second-timer resale) | −S$40,000 |
| Less: Step-Up Grant (3-room, non-mature, income ≤ S$7K) | −S$15,000 |
| Less: PHG (within 4 km of parent) | −S$20,000 |
| Effective price after grants | S$275,000 |
Even as second-timers, they receive S$75,000 in grants — over 21% off. With proceeds from their previous flat sale, they may pay entirely from CPF with little to no mortgage. The Step-Up Grant is a powerful and often overlooked tool for right-sizing families.
Grants for Executive Condominiums (EC)
EC buyers can receive the EHG (up to S$120,000) during the BTO phase. However, the grant picture is more limited compared to HDB resale:
- Household income ceiling for EC eligibility is S$16,000/month, but the EHG itself uses the stricter S$9,000/month ceiling. So if your household earns between S$9,001 and S$16,000, you can buy an EC but will not receive the EHG.
- The CPF Housing Grant and PHG are not available for EC purchases.
- After the 5-year Minimum Occupation Period, the EC becomes fully private property — no further grant implications.
If you are considering the HDB-to-condo upgrade path, factor in that you will not be able to stack grants on an EC the way you can on a resale flat.
What Happens to Grants When You Sell
A common concern is whether you have to “return” your housing grants when you sell the flat. Here is how it works:
- After MOP (5 years): You do not need to return the grant. It is yours to keep. The grant amount stays in your CPF OA as part of your housing usage, but there is no clawback.
- Before MOP: If you sell within the Minimum Occupation Period (which requires HDB approval and is rare), the grant must be returned to your CPF OA with accrued interest at 2.5% per annum.
- Accrued interest on grants: Grants themselves do not attract accrued interest during the time you own and live in the flat. This is different from your own CPF OA withdrawals, which do accrue interest at 2.5% p.a. and must be refunded upon sale. Read more about this in our CPF for Property guide.
- Second property: If you later buy a second subsidised flat (e.g., after divorce or other qualifying change), your grant history may affect your eligibility for future grants.
Common Mistakes When Applying for Grants
Avoid these common errors and you could save yourself tens of thousands of dollars.
- Miscalculating the 12-month income average. Many buyers look only at base salary and forget HDB includes bonuses, commissions, overtime, and rental income. Pull your CPF contribution history and compute the average yourself before applying.
- Applying too early after a high-bonus month. If you received a large bonus in March, your 12-month average will be inflated until March rolls off. Waiting a few months could bring your average below S$9,000, unlocking a much larger EHG.
- Forgetting property ownership conditions. You must not own any other property — local or overseas — at the time of application. This includes investment properties, inherited property, and land. Dispose of them first.
- Not claiming the Proximity Housing Grant. The PHG has no income ceiling and is worth S$20,000–S$30,000, yet some buyers simply forget to apply for it. If your parents or married child live within 4 km, claim it.
Eligibility Checklist
Confirm you meet all of the following at the time of your flat application:
- Citizenship: At least one buyer must be a Singapore Citizen. SC + PR couples are eligible; both-PR couples are not.
- First-timer status: You must not have previously owned or disposed of a subsidised flat, or received a CPF housing grant. Second-timers qualify for reduced grant amounts.
- Lease requirement: The remaining lease of the resale flat must cover the youngest buyer to age 95 and be at least 20 years.
- Ownership: You must not own any other property (local or overseas) at the time of application.
- Income: Your average monthly household income over the past 12 months must be at or below the relevant grant’s ceiling (S$9,000 for EHG, S$7,000 for Step-Up).
- Occupation: You must physically occupy the flat after purchase. Renting out the entire flat within the MOP will void your grant eligibility.
How to Apply
- Check eligibility on the HDB Grants page. HDB provides an online eligibility tool where you can input your household details and get a preliminary assessment.
- Submit application via the HDB Flat Portal during your flat purchase application. For resale, the grant application is bundled into the resale application process. For BTO, grants are assessed automatically based on the information you provide.
- Grant disbursement happens at key collection (BTO) or completion (resale). The grant is credited directly to your CPF OA and then applied toward the flat purchase. You do not receive cash in hand.
Frequently Asked Questions
Can I get grants if I’m buying a private condo?
No. CPF housing grants are only for HDB flats (BTO and resale) and Executive Condominiums during the BTO phase. Private condo purchases do not qualify for any CPF housing grants. If you are planning a condo purchase, explore the CPF for Property guide to understand how to maximise your CPF OA usage instead.
Do CPF housing grants attract accrued interest?
No. Unlike your own CPF OA withdrawals (which accrue interest at 2.5% p.a. and must be refunded upon sale), housing grants do not accrue interest. You only need to return the grant if you sell within the Minimum Occupation Period or breach a condition.
Can PRs get housing grants?
PRs alone cannot. At least one applicant must be a Singapore Citizen. In a SC + PR couple, the couple can qualify for EHG, CPF Housing Grant, and PHG. However, a couple where both are PRs is not eligible for any CPF housing grants.
What if my income drops after I submit the application?
The grant quantum is assessed based on your 12-month average at the point of application. A subsequent drop will not retroactively increase your grant, and a subsequent rise will not reduce it. The snapshot is taken at application time.
Can I get grants for a second HDB flat?
Yes, at reduced amounts. Second-timers can get the CPF Housing Grant (S$40,000), PHG (up to S$30,000), and potentially the Step-Up Grant (S$15,000 if buying 4-room or smaller resale in a non-mature estate, income ≤ S$7,000). The EHG is not available to second-timers.
Do grants count toward my CPF withdrawal limit?
No. The CPF Withdrawal Limit applies to your own CPF OA funds. Housing grants are credited to your CPF OA but applied separately and do not reduce your available withdrawal limit.
What if my income exceeds S$9,000 now but was below earlier?
EHG uses your average monthly income over the past 12 months. If the 12-month average is at or below S$9,000, you qualify even if recent months are higher. Strategic timing — applying before a promotion takes full effect — can make a material difference.
Can I apply for the PHG if I live near my in-laws (not my own parents)?
Yes. The PHG covers proximity to your parents, your spouse’s parents, or your married child. In-laws count. The flat you are purchasing must be within 4 km of (or the same flat as) the qualifying family member’s home.
The three grants, verified quantum and conditions (as of 2026-06)
1. Enhanced CPF Housing Grant (EHG) — up to S$120,000
The EHG is the largest and most income-sensitive of the three grants. It was introduced in September 2019, replacing the Additional CPF Housing Grant (AHG) and Special CPF Housing Grant (SHG). For families buying a resale flat, the EHG scales inversely with average gross monthly household income: households earning S$1,500 or less receive S$120,000; the grant tapers in S$5,000 steps down to S$5,000 for households earning between S$8,501 and S$9,000. Households earning above S$9,000 per month are ineligible for the EHG. A critical condition that many buyers overlook is the continuous employment requirement: all working buyers must have been continuously employed for at least 12 months before the application, and must remain employed at the point of key collection. Self-employed individuals must show 12 months of CPF contributions. Buyers who are unemployed at the time of application may still qualify if non-working status is due to reasons such as full-time caregiving, provided the employed spouse meets the continuous employment condition. The EHG for singles buying alone is capped at S$60,000 — exactly half the family quantum at each income tier. Income is computed as the average gross monthly household income over the 12 months before the application, and all buyers and their essential occupiers are included in the income calculation. Full details and the income-quantum table are at HDB's CPF Housing Grants page.
2. CPF Housing Grant (Family Grant) — up to S$50,000 for resale
The Family Grant applies specifically to resale flats and is citizenship-composition dependent. For a Singapore Citizen (SC) household where all buyers are SC, the grant is S$50,000 for a 4-room or smaller resale flat, and S$40,000 for a 5-room or larger resale flat (including executive flats). For a household with at least one Singapore Permanent Resident (SPR) buyer, the grant is S$40,000 for 4-room or smaller, and S$30,000 for 5-room or larger. The income ceiling for the Family Grant is S$14,000 per month for families. Singles purchasing under the Single Singapore Citizen scheme receive a half-grant of S$25,000 (4-room or smaller) or S$20,000 (5-room or larger). There is no flat type restriction in the sense of a mandatory minimum — you can buy any HDB resale flat type and receive the appropriate grant quantum for that flat's size. However, first-timer families are not eligible for the Family Grant if they are buying under the Joint Singles Scheme or if any essential occupier has previously received a CPF Housing Grant.
3. Proximity Housing Grant (PHG) — up to S$30,000
The PHG incentivises multi-generational proximity. There are two tiers: living with eligible family members (parents, children, or siblings in some schemes) in the same flat qualifies for S$30,000; living near eligible family members — within 4 kilometres as measured from flat to flat — qualifies for S$20,000. The PHG has no income ceiling, which makes it one of the few grants accessible to higher-earning families. The eligible family members are parents or parents-in-law (for married/widowed/divorced buyers) or children. The family members must be Singapore Citizens or Permanent Residents. If the flat is bought specifically to live near parents and both buyer and parents are SC, the S$20,000 near-proximity tier applies. For singles, the PHG is S$15,000 (living with) or S$10,000 (living near). There is no minimum flat size for PHG eligibility. CPF Board's home ownership guide provides the definitive proximity verification process.
The maximum stack arithmetic for first-timer families
For a Singapore Citizen family (both buyers are SC) buying a resale flat of 4-room or smaller, with household income at or below S$1,500/month, and purchasing within 4km of parents:
- EHG (maximum): S$120,000
- Family Grant (4-room or smaller, SC/SC): S$50,000
- PHG (living near, within 4km): S$20,000
- Total: S$190,000
If that same family is purchasing to live with their parents (same flat), the PHG rises to S$30,000:
- EHG: S$120,000 + Family Grant: S$50,000 + PHG (living with): S$30,000 = S$200,000
This verified S$200,000 maximum (as of 2026-06) is the highest single-transaction grant quantum available to first-timer families on the resale market. Some older guides cited figures up to S$230,000 — those reflected combined scenarios from legacy grant schemes (AHG + SHG + Family Grant) that predate the EHG consolidation in September 2019. The current framework's S$200,000 ceiling is the accurate reference point. To see how grant quantum maps against actual flat prices across different HDB towns, explore the HDB prices map and compare the effective reduction in your out-of-pocket amount. For a mid-income family earning S$4,500/month, the EHG quantum drops to S$50,000, making the total stack S$120,000 — still a meaningful contribution. For S$9,000/month earners, EHG is S$5,000 and the total is S$75,000 (with living-near PHG). Use the HDB grant calculator to derive the precise figure for your income tier.
How grants affect your loan, down payment and CPF usage
All three grants are credited directly to CPF OA and immediately applied against the flat purchase price. This means the effective loan quantum required is reduced dollar-for-dollar. If you are taking an HDB concessionary loan (Loan-to-Value ratio of 80% of assessed value), a larger grant reduces the amount you need to borrow and therefore the monthly instalment over your loan tenure. It also reduces the amount of cash top-up required if the valuation is lower than the transacted price (cash-over-valuation, or COV). Grants do not count as CPF OA balance for the purpose of the CPF Valuation Limit or the Retirement Sum Topping-Up Scheme — they are a separate inflow into OA that flows out immediately to the seller. This means your existing CPF OA savings remain intact for other uses.
Step by step: how to work out and maximise your grant stack
- Confirm first-timer status for all buyers and essential occupiers. Log in to the HDB e-Application portal and check whether any buyer has previously owned a HDB flat, received a CPF Housing Grant, or used CPF savings to buy private property. Any such history disqualifies that buyer from first-timer grants. If the buyers include a mix of first-timers and second-timers, only the first-timer portion of grants may apply and the quantum is halved.
- Calculate your average gross monthly household income for the past 12 months. Include all working buyers and essential occupiers. Use payslips, CPF contribution history, or IRAS Notice of Assessment for self-employed individuals. Sum all gross employment income (before CPF deductions), divide by 12, and locate your EHG quantum on the published income-quantum table. Use the HDB grant calculator to do this in under two minutes.
- Verify 12 months of continuous employment. Each employed buyer must confirm unbroken employment at the same or different employer for the 12 months before application. Gaps due to retrenchment or voluntary resignation reset the clock. If you have a gap, time your flat application so that you have completed a fresh 12-month continuous stretch before submission.
- Determine your Family Grant quantum by flat size and citizenship composition. If both buyers are SC, you receive S$50,000 for 4-room or smaller, or S$40,000 for 5-room or larger. If one buyer is SPR, the quantum drops by S$10,000 at each tier. Factor this into your flat size decision — for some households, the S$10,000 difference in grant value between a 4-room and 5-room flat meaningfully affects affordability.
- Map your intended address relative to parents' or children's address. The PHG requires proof of residency proximity. Living with parents in the same flat triggers the S$30,000 tier; living within 4km triggers S$20,000. Use the HDB prices map combined with a distance check (Google Maps street-to-street) to identify HDB towns within 4km of your family members' current address. This step alone can unlock an additional S$20,000–S$30,000 that many buyers do not consider during their flat search.
- Model total affordability with grants applied. Take the grant total from steps 2–5 and subtract it from the transacted price to determine your effective net purchase price. Then apply the LTV ratio for your loan type (80% HDB loan, or 75% bank loan for first property) to determine the loan quantum. Check that your monthly instalment does not exceed the MSR cap (30% of gross monthly income for HDB loans). Run the numbers through the affordability calculator to confirm the full picture including stamp duty, legal fees, and renovation budget.
- Submit your grant application via HDB's portal when exercising the Option to Purchase. Grant applications are submitted online through the HDB Flat Portal alongside the resale application. You will need to upload employment records, CPF statements, and proof of proximity for PHG. Processing typically takes four to six weeks. Do not proceed to collection without confirming grant approval in writing.
- Track and compare resale flat prices in your shortlisted HDB towns. Grant quantum is fixed but transacted prices vary significantly by town, block, floor, and flat condition. A S$200,000 grant covering 40% of a S$500,000 flat in a non-mature estate compares very differently to the same grant covering 22% of a S$900,000 flat in Toa Payoh. Use the HDB prices map to identify towns where your grant-adjusted budget is most competitive, then use the affordability calculator to stress-test against interest rate scenarios.
Frequently asked questions
Can singles receive CPF Housing Grants for a resale flat?
Yes, but at reduced quantum. A single Singapore Citizen aged 35 or above buying under the Single Singapore Citizen (SSC) scheme receives half the family grant quantum: EHG up to S$60,000 (income ceiling S$4,500/month for singles), Family Grant S$25,000 for a 4-room or smaller flat (S$20,000 for 5-room or larger), and PHG S$15,000 for living with parents or S$10,000 for living within 4km. The combined maximum for a single with the lowest income buying a 4-room or smaller flat near parents is S$100,000 (as of 2026-06). Singles may not buy a new BTO flat directly under the SSC scheme — BTO applications require a valid family nucleus unless applying under a specific Singles scheme for 2-room Flexi flats.
What happens to my grant if the resale flat's valuation is lower than the agreed transacted price?
Grants are applied against the flat's assessed value or the transacted price, whichever is lower. If you agree to pay S$550,000 for a flat that HDB values at S$520,000, the cash-over-valuation (COV) of S$30,000 must be paid entirely in cash — CPF savings and grant monies cannot cover COV. Your grant is credited to CPF OA and applied against the S$520,000 valuation, and you then pay S$30,000 cash on top. This makes COV particularly costly because it sits outside both CPF and grant coverage. Always check the valuation request outcome before committing to a price significantly above recent transacted prices in that block and storey range.
Does the income ceiling for the EHG include my parents' income if they are essential occupiers?
Yes. All persons listed as buyers and essential occupiers on the flat application are included in the household income computation for EHG purposes. If your parents are listed as essential occupiers and they are still working, their income counts. This often surprises buyers who assume only the purchasing couple's income is assessed. One strategy is to structure the application so that retired parents (with zero or negligible income) are listed as essential occupiers, which keeps the income figure as low as possible and maximises the EHG quantum. However, adding working family members as essential occupiers solely to inflate the household size for grant purposes without genuine co-occupation intent may constitute a false declaration — structure your application to reflect your actual household composition.
Can I receive CPF Housing Grants if I am buying a resale executive condominium (EC)?
No. CPF Housing Grants — including the EHG, Family Grant, and PHG — apply only to HDB resale flats. Executive condominiums in the resale market are considered private property after their 10-year privatisation milestone, and buyers at that point are purchasing private residential property, not a HDB flat. However, buyers of new EC launches from developers may access the CPF Housing Grant (EC) administered separately — this is a different grant with different quantum and income ceilings than the HDB resale grants. If you are considering an EC, check HDB's EC buying guide for the specific grant conditions that apply to new EC purchases.
If my household income fluctuates month to month, how is the EHG income assessment calculated?
HDB calculates EHG eligibility using the average gross monthly household income over the 12 calendar months immediately before the flat application date. For salaried employees, this is the gross salary before CPF deductions, including variable components such as commissions and bonuses earned in those 12 months divided by 12. For self-employed individuals, HDB uses the average of the last 12 months of CPF contributions declared as self-employment income, converted to a monthly equivalent. If your income is highly variable — for example, you received a large one-off commission in one month — the 12-month averaging smooths this out, which may result in a different income figure than your current base salary alone. You can request a preliminary assessment from HDB before committing to a specific flat to confirm your grant tier before signing the Option to Purchase.